• These amendments will update Bellevue’s Land Use Code and City Code for compliance with House Bills (HB) 1110 and 1337 to expand the number and type of housing units permitted in residential areas of the city.

    What's new

    The Planning Commission public hearing documents and strikedraft are available for review. 

    Background

    With the passage of HB 1110, state law requires cities like Bellevue to change local comprehensive plans and development codes to allow up to four housing units per lot (six per lot within one-quarter mile walk of a major transit stop or when two units are affordable) in a variety of housing types. In addition to single-family style buildings, residential areas will need to allow other housing types including cottage housing, courtyard apartments, stacked flats, and townhouses. Lots will still be limited to the maximum permitted density regardless of what housing development type is used in the project. Some examples of what these housing types could look like are shown below:

    A picture containing grass, trees, outdoor sky and cottage style houses. There are three cottages with one story, front porches and walkways that lead to the entry. Shrubs with purple flowers line the paths as well as other plants.
    Cottage housing
    A picture containing an apartment building, outdoor space, trees, sky and the roof of a car parked on the street. The apartment building features five levels with four visible balconies and a street level garage door.
    Stacked flats with six units
    The photo shows an apartment building with two floors arranged around a courtyard with grass, pathways and a fountain.
    Courtyard style apartments
    Photo shows multifamily housing in a stacked style with units over garages and stacked with shared walls. The photo shows dwelling units over garage with access via stairs. The photo also shows a driveway, sidewalk and grass with greenery and trees behind the multifamily housing. This photo is provided as an example of a multifamily dwelling type.
    Fourplex
    The photo shows townhomes attached next to each other with driveways in front of garage doors. The townhomes are three stories with flat roofs and there are 6 side by side. They feature green landscaping with flowers and trees.
    Five attached townhomes

    The legislature also passed HB 1337, which will require Bellevue to update its comprehensive plan and development code regulating attached (AADUs) and detached accessory dwelling units (DADUs). These are other forms of housing that can be used to meet the additional units per lot requirements of HB 1110.  An example of a DADU:

    Image shows an example of a detached accessory dwelling unit over a garage. The image shows a two story detached accessory dwelling unit with grey shingles and white doors and trim. There is a driveway that leads to a garage door. The image also shows green grass with landscaping of shrubs and flowering plants and trees behind the home.
    DADU above a garage

     

    Bellevue already allows many of the housing types listed in HB 1110 and 1337, but in limited areas. Bellevue is currently amending its comprehensive plan and development codes to meet the state requirements to allow these types of housing; however, individual property owners, residential developers, and the housing market will ultimately determine what gets built. 

    Additional information on changes is available in the city's comprehensive plan. 

    Potential Flexibilities for Middle Housing

    While the legislation establishes a minimum of how many units may be permitted on a lot, Bellevue has flexibility in how its development regulations accommodate these units in order to encourage Middle Housing development. These areas of flexibility include requirements for:

    • Building height
    • Setbacks
    • Lot coverage
    • Minimum lot size
    • Additional density beyond 6 units per parcel in certain circumstances, such as within proximity of high-capacity transit or within proximity of neighborhood centers
    • Affordable housing requirements
    • Parking flexibilities
    • Priorities for site design for cottage housing:
      • Common space
      • Landscaping
    What's new

    The Planning Commission public hearing documents and strikedraft are available for review. 

    Additional Information

    Staff Report and March Strikedraft  

    Draft Middle Housing LUCA (February 2025 Draft)

    Information Sessions Presentation (Feb. & March)

    Draft Middle Housing LUCA (February 2025 Draft)

    Interactive tool for housing code updates

    Missing Middle Housing Questionnaire Report

    Missing Middle Housing Engagement Report

    Middle Housing Frequently Asked Questions

     
     
    Related Projects

    Next Right Work

     

    DateMeeting, Event or Action TakenLinks
    1/15/2023City Council Study SessionCity Council Initiation
    10/9/2024Planning Commission BriefingPlanning Commission Meeting Agenda Materials
    11/18/2024Virtual Information SessionEvent details
    12/5/2024In-person Information SessionEvent details
    12/9/2024Virtual Information SessionEvent details 
    2/12/2025Planning Commission Study SessionPlanning Commission Meeting Agenda Materials
    2/24/2025Virtual Information SessionEvent details
    2/27/2025In-person Information SessionEvent details
    3/3/2025Virtual Information SessionEvent details
    3/12/2025Planning Commission Study SessionPlanning Commission Meeting Agenda Materials
    4/9/2025Planning Commission Public HearingPlanning Commission Meeting Agenda Materials